An appraisal in Dripping Springs looks back at closed sales, while a buyer pays against the homes for sale now. In the three months ending October 15, 2026, the resales that sold went for $271 a square foot and the new builds for $208. In my read, your number depends on which of those two groups a buyer would put your home beside.
Sources: Unlock MLS, pulled October 16, 2026.
The figures on this page describe the public side of this market, the sales that were listed in the MLS. Above $1M in the Austin area, a large share of sales are never listed there and never appear online.
Those sales trade on a broker-to-broker private network, and I am a participating broker. Only the agents and brokers who do most of the business at this price point use it, and a surprising number of agents do not know it exists because they do not sell in this range. It covers homes, lots, ranches and condos priced over $1M, and much of it is waterfront or in the Austin core, West Austin, Westlake and Rollingwood, where prices run past $1.5M.
Sellers and their brokers use it for privacy: no public photos or floor plans, and no showings to buyers who have not been qualified.
Contact me for off-market private luxury listings you will never see online
40 Dripping Springs homeowners have trusted my real estate team to sell their home in the MLS, and that count doesn’t include a single buyer we’ve represented. Everything on this page comes from the same MLS record we used to price those homes.
What these numbers mean if you are selling is on Selling in Dripping Springs, TX? What to know from Heritage to Driftwood, and every number on this page is also broken out in the tables on Dripping Springs housing market by ZIP: how far apart are 78620 and 78619?
Last updated October 16, 2026. Sales data covers the 90 days ending October 15, 2026 and the twelve months ending the same day (Unlock MLS via MLS Grid); listing inventory as of October 16, 2026.
Resales and new builds sold at very different prices over the last three months. The typical resale went for $742,000 and the typical new build for $475,000.
Per square foot the typical resale sold at $271 and the typical new build at $208.
Buyers paid about the same share of first asking price on both, 94.1% for resales and 93.5% for new builds.
The town median of $630,000 sits between the two groups and describes neither one well. The chart below puts what a square foot sold for next to what sellers are asking for one now.
Resale listings ask a median $320 a square foot and builder listings ask $249. Builder listings ask a median $646,290 in all.
Those are asking figures, a seller’s hope and not a sale, so I compare asking with asking and sold with sold, and a buyer weighs both when choosing between a resale and a builder’s home.
Which builders, communities and prices a buyer is touring is on Is your Dripping Springs buyer touring David Weekley Homes or M/I Homes next?
Use both, and give the listings more weight. Sold comps tell you where buyers settled, and the listings tell you what a buyer can choose from this week.
In my read, a comp that closed months ago is good for the shape of the market, while the homes a buyer will tour the same afternoon as yours are good for the number. If you are near Heritage, Big Sky Ranch or Cannon Ranch, put the new builds there on your list beside the homes in your own subdivision, then ask what a buyer gets from each of them that yours does not give.
They set the background and not the number. The direction of town-wide prices is on Sell your Dripping Springs home now, or wait? What a year of sales shows.
How long sales took is on Why does a Dripping Springs listing sit? Check it against the homes around it. Every figure is tabled on Dripping Springs housing market by ZIP: how far apart are 78620 and 78619?
The newest homes dominate the record. 58 homes built in 2025 or later sold in the last three months, more than from any other stretch of years.
Only 16 sold that were built before 2000. If your home is an older resale, the sold comps that look like it are few, and a buyer will weigh it against the newer homes around it.
ZIP code matters a good deal. The typical home that sold in 78620 went for $587,495.
In 78619 it went for $1,075,000, on a thin sample.
Per square foot the two ZIP codes sit at $230 and $302.
Community matters too. Heritage, the busiest, closed at a typical $453,652 over the past twelve months, and Headwaters closed at $690,000.
Caliterra and Sunset Canyon Sec V both closed at a typical $815,000, although the typical home that sold in Caliterra was built in 2023 and in Sunset Canyon Sec V in 1994. Build year alone does not tell you what a home will fetch.
An appraised value comes from sales that already closed, while a contract price comes from this month’s buyer. Nothing on this page predicts what an appraisal will say.
Watters International Realty is a real estate brokerage and not a tax or legal adviser. Questions about your own appraised value, your homestead cap, whether to protest, a PID or MUD assessment on your lot, or what a bond election would do to your own tax bill belong with a tax professional, and the record for your specific parcel is held by the Hays Central Appraisal District (https://hayscad.com). What WIR can tell you is what a buyer would pay.
Your price range and the condition of the house decide it. If that is you, the fastest way to know is to run your address.
What you are competing with is on Is your Dripping Springs buyer touring David Weekley Homes or M/I Homes next?
The figures above describe other people’s houses. A number for yours comes from one place: someone standing in it, looking at its condition, its street and the homes a buyer will visit the same day.
With your home as it stands this month, what number would a buyer put on the contract?
If you worry your appraisal and the comps are telling you yesterday’s number, start by seeing what a buyer would weigh your home against today. Request my complimentary Home Competitor Analysis for your address. You get:
No obligation. The report for your part of Dripping Springs arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome. 40 homes sold by Watters International Realty in Dripping Springs (Unlock MLS, all time).
Chris Watters’s position, stated September 9, 2026. WIR does not forecast prices; the figures on this page are one period’s measurements.
Your appraised value and recent sold comps is where the market was yesterday. Tomorrow, the market is where your competition stands on price and features.
Buyers in Dripping Springs paid 93.8% of original asking over the last three months, and the listings standing beside yours today are priced by sellers who may already have changed their number.
Watters International Realty is a Texas real estate brokerage, and I am its broker of record. This page is based on Unlock MLS data analyzed on October 16, 2026. 40 homes sold by Watters International Realty in Dripping Springs (Unlock MLS, all time).
You get the homes your buyer would compare with yours, how recent sales near you read, and a walkthrough before any pricing talk.
Contact me for off-market private luxury listings you will never see online.
No obligation. The report arrives within a minute; the pricing analysis comes after we walk the home. Nothing here promises a price, a timeline, or an outcome.
